4347 Fm 2327 · Domino, TX 75572

$158,000

3 bd · 2.0 ba · 1,696 sqft · Manufactured public records · 105 Days on market

Built 1997 6.00 ac lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Livability +2.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Peaceful country living on 6 beautiful fenced acres with treelined privacy! This property offers a quiet, secluded setting with a long private driveway that welcomes you home and provides additional privacy from the road. The land features a small pond, storm shelter, two storage buildings, and both front and back decks/porches, perfect for relaxing, enjoying nature, or entertaining family and friends. The home offers a 3 bedroom, 2 bath split floor plan with an open living area designed for comfortable everyday living. Originally a 1997 single-wide mobile home, an extra-large den addition was added in 2000, creating a spacious second living area ideal for gatherings or family time. The kitchen includes a breakfast bar and cozy dining area, offering a functional layout for daily living. The home could benefit from some cosmetic updates but has solid bones and great potential for buyers looking to add their personal touch while enjoying acreage and privacy. Conveniently located between Texarkana and Atlanta in the Queen City ISD, approximately 4.5 miles from Hwy 59 and about 15 minutes to town. If you're searching for space, privacy, and country charm with room to make it your own, this property is worth a look!

Key facts

• Private driveway
• Small pond
• Fenced acres

Tags

• FENCED ACRES
• TREELINED PRIVACY
• PRIVATE DRIVEWAY
• SMALL POND
• STORM SHELTER
• STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (21.6% below list).
• Recommended offer: $124k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#1,424 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Queen City ISD (rural): math 39% / reading 45% proficiency, ranked #355 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 12 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.7% local appreciation)).
• Cass County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,895 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.38×
• Total profit: $16,916
• Equity at exit: $77,231

10-year hold

• IRR: 9.0%
• Equity multiple: 2.46×
• Total profit: $64,442
• Equity at exit: $124,076

Cash invested: $44,240 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75572

• Home prices YoY: 2.6%
• Active inventory: 65
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-125

Break-even live

Break-even rent $1,397

Max offer price $135,921

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $158,000 Active 105 DOM
2. 2026-06-18
   days on market $158,000 Active 104 DOM
3. 2026-06-17
   days on market $158,000 Active 103 DOM
4. 2026-06-16
   days on market $158,000 Active 102 DOM
5. 2026-06-15
   days on market $158,000 Active 101 DOM
6. 2026-06-14
   days on market $158,000 Active 99 DOM
7. 2026-06-13
   days on market $158,000 Active 98 DOM
8. 2026-06-10
   days on market $158,000 Active 96 DOM
9. 2026-06-09
   days on market $158,000 Active 95 DOM
10. 2026-06-08
    days on market $158,000 Active 94 DOM
11. 2026-06-07
    days on market $158,000 Active 93 DOM
12. 2026-06-03
    days on market $158,000 Active 89 DOM
13. 2026-06-02
    days on market $158,000 Active 88 DOM
14. 2026-06-01
    days on market $158,000 Active 87 DOM
15. 2026-05-31
    days on market $158,000 Active 86 DOM
16. 2026-05-30
    days on market $158,000 Active 85 DOM
17. 2026-04-08
    price $158,000 1230-char remark

    Show marketing remark (1230 chars)

    Peaceful country living on 6 beautiful fenced acres with treelined privacy! This property offers a quiet, secluded setting with a long private driveway that welcomes you home and provides additional privacy from the road. The land features a small pond, storm shelter, two storage buildings, and both front and back decks/porches, perfect for relaxing, enjoying nature, or entertaining family and friends. The home offers a 3 bedroom, 2 bath split floor plan with an open living area designed for comfortable everyday living. Originally a 1997 single-wide mobile home, an extra-large den addition was added in 2000, creating a spacious second living area ideal for gatherings or family time. The kitchen includes a breakfast bar and cozy dining area, offering a functional layout for daily living. The home could benefit from some cosmetic updates but has solid bones and great potential for buyers looking to add their personal touch while enjoying acreage and privacy. Conveniently located between Texarkana and Atlanta in the Queen City ISD, approximately 4.5 miles from Hwy 59 and about 15 minutes to town. If you're searching for space, privacy, and country charm with room to make it your own, this property is worth a look!

18. 2026-03-05
    listed $168,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    Peaceful country living on 6 beautiful fenced acres with treelined privacy! This property offers a quiet, secluded setting with a long private driveway that welcomes you home and provides additional privacy from the road. The land features a small pond, storm shelter, two storage buildings, and both front and back decks/porches, perfect for relaxing, enjoying nature, or entertaining family and friends. The home offers a 3 bedroom, 2 bath split floor plan with an open living area designed for comfortable everyday living. Originally a 1997 single-wide mobile home, an extra-large den addition was added in 2000, creating a spacious second living area ideal for gatherings or family time. The kitchen includes a breakfast bar and cozy dining area, offering a functional layout for daily living. The home could benefit from some cosmetic updates but has solid bones and great potential for buyers looking to add their personal touch while enjoying acreage and privacy. Conveniently located between Texarkana and Atlanta in the Queen City ISD, approximately 4.5 miles from Hwy 59 and about 15 minutes to town. If you're searching for space, privacy, and country charm with room to make it your own, this property is worth a look!

19. 2021-12-16
    soldstatus
20. 2021-11-12
    soldstatus 785-char remark

    Show marketing remark (785 chars)

    COUNTRY LIVING, PEACEFUL, and a GREAT LOCATION! The grass is greener on this side of the fence! Located less than five miles off of Hwy 59 between Atlanta and Texarkana in the beautiful Springdale Community. This little gem is the one you've been searching for! This 1696 sf 3 bedroom 2 bath MFH with massive added DEN (complete with Vaulted Ceiling sporting Exposed Beams) on 6 beautiful fenced acres and a pond outside the city limits and only 10 minutes from town is CLEAN and MOVE-IN READY! All Electric, Community Water, Fireplace w/ PROPANE Gas Logs, Electrical Hook-up provision for Emergency Generator, STORM SHELTER, SCREENED PORCH in the front and COVERED PATIO in the back. .. this is a fantastic set-up! This one will not last 'til the water gets hot! See it TODAY!

21. 2021-08-24
    listed $149,900 785-char remark

    Show marketing remark (785 chars)

    COUNTRY LIVING, PEACEFUL, and a GREAT LOCATION! The grass is greener on this side of the fence! Located less than five miles off of Hwy 59 between Atlanta and Texarkana in the beautiful Springdale Community. This little gem is the one you've been searching for! This 1696 sf 3 bedroom 2 bath MFH with massive added DEN (complete with Vaulted Ceiling sporting Exposed Beams) on 6 beautiful fenced acres and a pond outside the city limits and only 10 minutes from town is CLEAN and MOVE-IN READY! All Electric, Community Water, Fireplace w/ PROPANE Gas Logs, Electrical Hook-up provision for Emergency Generator, STORM SHELTER, SCREENED PORCH in the front and COVERED PATIO in the back. .. this is a fantastic set-up! This one will not last 'til the water gets hot! See it TODAY!

22. 2004-10-06
    soldstatus
23. 2000-03-03
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,512 · $209/mo
• Projected year-2 tax: $2,891 · $241/mo
• Expected delta: +$379/yr (+$32/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,867
• − Mortgage interest: −$8,850
• − Property taxes: −$2,512
• − Insurance: −$790
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$4,596
• Taxable loss: −$4,260
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $-477/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Queen City ISD
• NCES district ID: 4836210
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $43,663
• Composite: 35.53/100
• National rank: #4908
• State rank: #355 of 826 in TX

Livability — Domino

• Score: 53/100
• State rank: #1424
• US rank: #24351

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,942

Population outlook (Cass County) Hauer SSP2

• Today (2025): 29,998 people
• By 2030: 29,583 · -1.4%
• By 2040: 28,512 · -5.0%
• By 2050: 27,230 · -9.2%
• By 2075: 24,917 · -16.9%
• By 2100: 21,582 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 93% English-only · German/W. Germanic 6% Arabic 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+65.7) · D 17.0% · R 82.7%
• 2008→2024 swing: -25.2pp toward R · 2008: -40.4pp · 2024: -65.7pp
• All cycles: 2024: R+65.7 2020: R+59.1 2016: R+59.7 2012: R+49.5 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 143.673
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+5.4% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $158,000 TBOR
• 2026-03-05 Listed $168,000 TBOR
• 2021-12-16 Sold (Public Records) — Public Records
• 2021-11-12 Sold (MLS) — TBOR
• 2021-08-24 Listed $149,900 TBOR
• 2004-10-06 Sold (Public Records) — Public Records
• 2000-03-03 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,512 · +5.8% YoY. Source: county tax records.